DATE: MARCH 20, 2024
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
SUBJECT
PL19-0071.DM01 (Master Site Approval - Developer Modification): A request to adjust the land use boundaries within a previously approved master site approval that includes the Town Center at The Preserve commercial center, the Main Street Apartments, and future multi-family residential development on a total of 39.91 acres of land in the Community Core 16 (CC16) and High Density Residential 16 (HDR16) land use designations of The Preserve Specific Plan, located south of Pine Avenue, north of Market Street, between West Preserve Loop Road and East Preserve Loop Road (APNs: 1057-431-08 thru -16, 1057-441-04, -05, - 07, and -08).
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RECOMMENDATION
Approve, by motion of the Planning Commission, PL19-0071.DM01 (Master Site Approval - Developer Modification), an amendment to the originally approved project.
BACKGROUND
On April 5, 2021, The Planning Commission approved PL19-0071 (Master Site Approval) for the District 4 master plan to allow for the development of the Town Center at The Preserve commercial center and up to 393 units of multi-family residential development on a total of 39.91 acres of land located south of Pine Avenue, between West Preserve Loop and East Preserve Loop Streets within the Community Core 16 (CC16) and High Density Residential 16 (HDR16) land use designations in The Preserve Specific Plan (Exhibit “A” - Existing Land Use Map). District 4 consists of two planning areas, Block 6 which includes future multi-family residential and Block 7 which includes the Town Center at The Preserve commercial center. The Town Center at The Preserve had its first grand opening of the main anchor tenant, Stater Brothers, on September 20, 2023, with other commercial anticipated to open soon. Portions of the commercial center, including the mixed use residential/commercial buildings at Main Street and Market Street remain under construction. The Main Street Apartments, located east and south of the commercial center are nearing completion and are partially occupied.
The applicant, Chino Preserve Development Corporation, requested to adjust the land use boundaries within District 4 to shift 1.2 acres of the CC16 land north to allow for additional commercial development along Pine Avenue. To accommodate the shift, 1.2 acres of HDR16 land would be shifted south and east, closer to Main Street, so there is no change in net CC16 or HDR16 land use area. The land use boundary adjustment is all located west of Main Street within the undeveloped portion of the master plan area. The Preserve Specific Plan recognizes adjustments to land use designation boundaries may be necessary to accommodate a better overall project and allows the Director of Development Services to process minor land use boundary changes. The Director of Development Services administratively approved the land use boundary change on August 10, 2023, which adjusted the boundaries of the CC16 and HDR16 land use boundaries.
Subsequently, the applicant applied for a Developer Modification to PL19-0071 (Master Site Approval) on February 13, 2024, to update the previously approved Master Site Approval (MSA). The proposed MSA developer modification is intended to bring the MSA into compliance with the previously approved shift of land use boundaries.
ISSUES AND ANALYSIS
The applicant is requesting to modify the previously approved MSA to update the land use boundaries, consistent with the boundary change request that was administratively approved August 10, 2023. The modification to the master site approval will shift the commercial center boundary to have a greater presence on Pine Avenue. Currently there are four commercial pads that front onto Pine Avenue. The additional 1.2 acres will allow for additional commercial development within Town Center at The Preserve adjacent to Pine Avenue. Since Pine Avenue is one of the most heavily traveled roadways in The Preserve, this creates more exposure of the commercial businesses and increases the viability of future tenants. The applicant is currently marketing this area of the commercial center to potential tenants. Once the future tenant(s) is determined, the applicant will be required to apply for the necessary land use entitlements. All existing conditions of approval on the MSA will apply to the future tenant(s) and additional conditions may be imposed during the entitlement process. Future development of this area will also be required to comply with the requirements of The Preserve Specific Plan and The Preserve Design Guidelines.
Public Notice
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on March 9, 2024, and the City sent information out on the City’s social media platforms. Additionally, the notice was posted at the Homecoming recreation centers. In response to the public notice, staff received one phone call from an adjacent property owner with general questions on the proposed modifications to the MSA. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
The project is within the scope of the previously adopted Addendum to The Preserve Chino Sphere of Influence - Subarea 2 Final Environmental Impact Report (SCH# 2000121036) originally adopted for Specific Plan Amendment 2007-02 (South of Pine) in March of 2008, which adequately describes the proposed activity for the purposes of the California Environmental Quality Act (CEQA), pursuant to Section 15164 of the CEQA Guidelines.
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Attachments: Exhibit A: Existing and Revised Land Use Map boundaries
Exhibit B: Request for Land Use Boundary change, dated July 28, 2023
Exhibit C: Administrative Boundary Change Approval, dated August 10, 2023
Exhibit D: Planning Commission Resolution PC2021-006 (Master Site Approval)